Anarion Investments, LLC v. Carrington Mortgage Services

33 F. Supp. 3d 927, 2014 WL 3556026, 2014 U.S. Dist. LEXIS 97865
CourtDistrict Court, M.D. Tennessee
DecidedJuly 17, 2014
DocketCase No. 3:14-cv-00012
StatusPublished
Cited by2 cases

This text of 33 F. Supp. 3d 927 (Anarion Investments, LLC v. Carrington Mortgage Services) is published on Counsel Stack Legal Research, covering District Court, M.D. Tennessee primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Anarion Investments, LLC v. Carrington Mortgage Services, 33 F. Supp. 3d 927, 2014 WL 3556026, 2014 U.S. Dist. LEXIS 97865 (M.D. Tenn. 2014).

Opinion

MEMORANDUM

ALETA A. TRAUGER, District Judge.

Pursuant to Rules 12(b)(1) and 12(b)(6), the defendants (other than the Leipzig Living Trust) have filed a Motion to Dismiss claims asserted by the plaintiff, Anar-ion Investments, LLC (“Anarion”). (Docket No. 19.) For the reasons stated herein, the court finds that Anarion has failed to state a claim against the Defendants under the FDCPA, and the court will decline to exercise supplemental jurisdiction over the remaining state law claims.

[929]*929BACKGROUND1

This case concerns a residential property located in Brentwood, Tennessee (the “Property”). As noted previously, Anar-ion’s pleadings and legal theories are not a model of clarity. However, given that An-arion lacks statutory standing to sue under the FDCPA based on its status as an LLC, the court will limit its summary to the basic allegations in the case.2

Briefly, on March 18, 2008, Bank of America, N.A. (“BANA”) entered into a Deed of Trust with Kirk Leipzig for the Property, as security for a $960,000 loan from BANA to Leipzig. On April 15, 2008, Leipzig quitclaimed the deed to the Leipzig Living Trust (the “LLT”) for nominal consideration. Johannessen alleges that, effective June 1, 2010, he entered into a residential lease of the Property from the LLT for a term of five years (through May 31, 2015). The lease allegedly gave Johan-nessen the right to purchase the property from the LLT in fee simple within that five-year term. Johannessen allegedly exercised that option in January 2011, although he does not allege that he recorded this transaction at the time. Thereafter, the LLT defaulted on its mortgage payments.3

Anarion alleges that, on January 14, 2013, Johannessen assigned all of his interests in the Property (whatever their nature) to Anarion, a Tennessee LLC.4 Thereafter, several entities attempted to foreclose on the Property, leading to this lawsuit.

On February 6, 2013, Anarion claims to have discovered that ReconTrust Company, N.A. (“ReconTrust”), acting as BANA’s appointed substitute trustee, had scheduled a foreclosure sale for February 7, 2014. ReconTrust, BANA, and Carring-ton Mortgage Services (“Carrington”) allegedly agreed to postpone the trustee sale until March 25, 2013. At some point before that rescheduled date, they allegedly agreed to postpone the sale at least through October 2014 and to permit Anar-ion to purchase the Note or the Property before the end of the lease term. Anarion claims that it offered to pay rent to the Defendants or to pay off “certain” of the LLT’s outstanding debts, but the Defendants refused. At some point thereafter, BANA purported to assign the Deed of Trust to the Christiana Trust.

In November 2013, Brock & Scott, PLLC (“B & S”), Carrington, and the Christiana Trust allegedly published a foreclosure sale notice that Anarion claims contained false representations and did not provide sufficient notice to “interested parties,” including Anarion.

Fundamentally, Anarion alleges these and other actions by the defendants violated the Federal Debt Collection Practices Act, 15 U.S.C. § 1692 et seq. (“FDCPA”). In the Amended Complaint, Anarion asserts a federal claim under the FDCPA, [930]*930Tennessee state law claims for violations of the Tennessee Uniform Fraudulent Transfers Act (“TUFTA”), and related claims for disparagement of title and an action to quiet title. (Docket No. 15.) In addition to damages, the Amended Complaint seeks a declaratory judgment and an injunction against the defendants. (Id.) In most relevant part, Anarion contends that, to the extent any of the defendants’ practices in collecting the LLT’s debt violated the FDCPA, Anarion can recover for those violations under the FDCPA.5

On February 10, 2014, Anarion filed a Chapter 11 involuntary bankruptcy petition on behalf of the LLT. As Anarion later acknowledged, the LLT was a non-business trust that is not an eligible debtor in an involuntary bankruptcy case. Therefore, on March 18, 2014, the Bankruptcy Court dismissed the case. (See In Re Leipzig Living Trust, 3:14-bk-00953 (Bankr.M.D.Tenn.), Docket No. 22.)

On February 19, 2014, the Defendants filed the instant Motion to Dismiss the Amended Complaint. (Docket No. 18.) On February 25, 2014, Anarion filed a Suggestion of Bankruptcy relative to the Leipzig Living Trust. (Docket No. 23.) On March 5, 2014, Anarion filed a Response to the Motion to Dismiss. (Docket No. 26.)

On March 10, 2014, one day before a scheduled foreclosure sale on the Property, Anarion filed a Motion for Temporary Restraining Order and Preliminary Injunction. (Docket No. 27.) Following a hearing that afternoon, the court denied the request for a temporary restraining order, for reasons stated on the record. (Docket No. 31.) The following morning, Anarion filed a Chapter 11 bankruptcy petition against Kirk Leipzig, individually and as trustee of the LLT, alleging that the LLT owed Anarion an unspecified debt. By filing that petition, Anarion received the intended benefit of a stay of foreclosure on the Property under 11 U.S.C. § 362(a). On March 12, 2014, the court stayed the case as to the LLT. (Docket No. 37.)

On March 25, 2014, Anarion filed another Motion for Preliminary Injunction (Docket No. 44), which was the subject of a hearing held on May 29, 2014. Following the hearing, the court denied Anarion’s motion (see Docket Nos. 62-64). The foreclosure sale apparently took place on or about June 3, 2014.

On June 11, 2014, following the foreclosure sale, Anarion filed a Motion to Voluntarily Dismiss the bankruptcy case against Leipzig. (See In Re Leipzig, 3:14-bk-01964, Docket No. 51.) On July 2, 2014, the Bankruptcy Court dismissed the case in relevant part. (In Re Leipzig Docket No. 62.)6 Because the LLT is no longer [931]*931subject to the bankruptcy petition, the court will lift its prior stay relative to the LLT.

RULE 12(b)(6) STANDARD 7

In deciding a motion to dismiss for failure to state a claim under Rule 12(b)(6), the court will “construe the complaint in the light most favorable to the plaintiff, accept its allegations as true, and draw all reasonable inferences in favor of the plaintiff.” Directv, Inc. v. Treesh, 487 F.3d 471, 476 (6th Cir.2007); Inge v. Rock Fin. Corp., 281 F.3d 613, 619 (6th Cir.2002). The Federal Rules of Civil Procedure require only that a plaintiff provide “a short and plain statement of the claim that will give the defendant fair notice of what the plaintiffs claim is and the grounds upon which it rests.” Conley v. Gibson, 355 U.S. 41, 47, 78 S.Ct. 99, 2 L.Ed.2d 80 (1957). The court must determine only whether “the claimant is entitled to offer evidence, to support the claims,” not whether the plaintiff can ultimately prove the facts alleged. Swierkiewicz v.

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Related

Johnston v. Geise
88 F. Supp. 3d 833 (M.D. Tennessee, 2015)

Cite This Page — Counsel Stack

Bluebook (online)
33 F. Supp. 3d 927, 2014 WL 3556026, 2014 U.S. Dist. LEXIS 97865, Counsel Stack Legal Research, https://law.counselstack.com/opinion/anarion-investments-llc-v-carrington-mortgage-services-tnmd-2014.